Duplex with Two-Level Upper
For Sale
$1,299,000
122 Sylvia Street, Arlington, MA 02476
Two-family property with distinct layouts, outdoor spaces, and access to transit, parks, shops, and neighborhood amenities.
Property Size2,754 SF
Price / SF$471.68
Days on Market193
Property Features for 122 Sylvia Street
General Information
Standard status
Active
Size
2,754 SF
Total Parking Spaces
4
Property subtype
Multi-family / 2 Family
Zoning
R2
Net Operating Income
$25,200
Property Condition
Severity
Repairs Needed
Evidence
could use some updating
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$11,079
Amenities
City/Town Sewer, Public, for Gas Oven
No
Tile, Hardwood, Pine
1
Yes
3.0
Full, Walk Out, Interior Access, Concrete Floor, Unfinished Basement
3
3.00
Frame
Shingle
Porch, Deck, Deck - Wood, Deck - Composite, Patio
Other (See Remarks), Beach Ownership(Public)
Building Details
Year Built
1890
Listing Agency:
Senne
(781) 648-6900
Listed By:
Colleen Sleeper · License #9534919
(781) 648-6900
Source:
Compass
Added: Feb 20
Changed: Aug 31
Last Checked: Aug 30 at 11:05AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Senne
Investment Insights
Based on property information with market context.
This 2,754-square-foot duplex, built in 1890 and zoned R2, offers two substantially different residential layouts. The first-floor unit includes two bedrooms, one bathroom, living and dining rooms, an office, hardwood floors, and a back deck; updating is noted. The upper residence spans two levels, with a large island kitchen opening to a living area with fireplace, cathedral ceiling, and skylights. Its first level also includes a bedroom and full bathroom, while the second level provides another bedroom, full bathroom, and two open rooms suitable for office or closet use.
Improvements completed in 2017 include the roof, electrical system, decks, and porches. The property is within walking distance of the bike path, Arlington Reservoir, Trader Joe’s, restaurants, shops, Sutherland Woods conservation trail, and multiple parks. Bus routes, the T station, and Route 2 are accessible, and the property is located in the Dallin school district.
Improvements completed in 2017 include the roof, electrical system, decks, and porches. The property is within walking distance of the bike path, Arlington Reservoir, Trader Joe’s, restaurants, shops, Sutherland Woods conservation trail, and multiple parks. Bus routes, the T station, and Route 2 are accessible, and the property is located in the Dallin school district.
Key Highlights
- 2,754 SF duplex on an R2‑zoned lot
- First‑floor unit with 2 bedrooms, 1 bath, living, dining, and office spaces
- Upper residence spans 2 levels with 2 bedrooms, 2 full baths, island kitchen, fireplace, and skylights
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$58,276
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.49%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,165,520
$1.2M
Cap Rate 7%
$832,514
$832.5K
Cap Rate 9%
$647,511
$647.5K
Market Conditions
NOI Build-Up for 2,754 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$87.6K $31.80/SF
− Vacancy
−$4.3K −$1.57/SF
EGI
$83.3K $30.23/SF
− OpEx
−$25.0K −$9.07/SF
NOI
$58.3K $21.16/SF
Area
Middlesex County, MA
Vacancy
4.94%
Lease Rate
$31.80 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,165,520
Cap Rate 7%
$832,514
Cap Rate 9%
$647,511
Alternative Uses
Best Use
Multifamily LT 5
$832.5K
$728.5K – $971.3K
NOI $58,276 @ 7.0% cap · market cap 4.49%
Second Best
Apartment 5plus
$782.8K
$684.9K – $913.3K
NOI $54,795 @ 7.0% cap · market cap 4.22%
Theoretical Best
Office A
$1.63M
$1.43M – $1.90M
NOI $114,125 @ 7.0% cap · market cap 8.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
460
Businesses Nearby
Explore this area
Business Placement
Demographics for 02476, MA
17,757
Population
8,058
Households
2.2
Avg Household Size
44
Median Age
75%
College-Educated
96%
High-School Grad
2.1 sq mi
ZIP Area
8,456
Density / Sq Mi
$145,150
Median Household Income
$91,600
Median Earnings
$1,823
Median Rent
$882,100
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-family property with distinct layouts, outdoor spaces, and access to transit, parks, shops, and neighborhood amenities.
Where is this duplex located?
The property is located at 122 Sylvia Street Arlington, MA.
What is the asking price?
The asking price for this property is $1,299,000.
What are key features of this property?
This property features: 2,754 SF duplex on an R2‑zoned lot; First‑floor unit with 2 bedrooms, 1 bath, living, dining, and office spaces; Upper residence spans 2 levels with 2 bedrooms, 2 full baths, island kitchen, fireplace, and skylights
